6 Keystone Dr Unit KE06 · St. John Fisher College, NY 14625

$114,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured · 121 Days on market

Built 2025 Good condition $114/sqft · 58% above area ↓ 8% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this charming 2BR/2Bath home-SELF TOUR THIS HOME TODAY!

Key facts

• Built 2025
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penfield Central School District (suburban): math 77% / reading 79% proficiency, ranked #67 of 590 in NY (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 63 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.04% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.30%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $72,917
• List price: $114,900
• Delta: 57.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Ewald Dr	0.20mi	2/1.0	960 (-5%)	3mo	$113,777	$119	76
9 Oakside Dr	0.23mi	3/2.0 (+1)	1,056 (+5%)	2mo	$72,000	$68	75
2 Easy St	0.33mi	2/1.0	980 (-3%)	3mo	$40,000	$41	74
25 Patio Dr	0.19mi	3/2.0 (+1)	960 (-5%)	6mo	$72,500	$76	74
36 Wayside Dr	0.23mi	2/1.5	924 (-8%)	2mo	$54,900	$59	72
27 Glazer Dr	0.18mi	2/2.0	1,100 (+9%)	9mo	$65,000	$59	69
27 Ewald Dr	0.23mi	2/2.0	907 (-10%)	8mo	$90,000	$99	65
25 Ewald Dr	0.23mi	2/2.0	907 (-10%)	9mo	$88,000	$97	65
56 Wayside Dr	0.31mi	2/1.5	896 (-11%)	8mo	$9,900	$11	58
2 Beatrice	0.21mi	3/2.0 (+1)	1,143 (+13%)	9mo	$90,000	$79	55
3 Acorn Dr	0.36mi	2/1.0	872 (-14%)	4mo	$35,000	$40	53
11 Bittersweet Dr	0.38mi	3/2.0 (+1)	1,150 (+14%)	11mo	$77,000	$67	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 2.51×
• Total profit: $48,518
• Equity at exit: $17,132

10-year hold

• IRR: 42.3%
• Equity multiple: 5.00×
• Total profit: $128,795
• Equity at exit: $9,934

Cash invested: $32,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14625

• Home prices YoY: -15.3%
• Active inventory: 63
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,054

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 50%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 East Ave Rochester, NY	1.0–2.0	1.0–2.5	1261	$4,123	$3.27	2d	10	0.55mi
278 Penn Ln Rochester, NY	2.0	2.0	1184	$2,100	$1.77	2d	1	1.07mi
18 Brook Hill Ln Rochester, NY	1.0–2.0	1.0–1.5	841	$1,915	$2.28	2d	1	1.11mi
214 Magnolia Ave East Rochester, NY	3.0	1.0	1200	$1,600	$1.33	23d	1	1.30mi
218 1/2 Magnolia Ave East Rochester, NY	3.0	1.5	1200	$1,400	$1.17	43d	1	1.31mi
126 West Ave Unit UPPER East Rochester, NY	2.0	1.0	820	$1,500	$1.83	19d	1	1.37mi
108 W Filbert St Unit 2 East Rochester, NY	2.0	1.0	1100	$1,525	$1.39	2d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $114,900 Active 121 DOM
2. 2026-06-17
   days on market $114,900 Active 120 DOM
3. 2026-06-16
   days on market $114,900 Active 119 DOM
4. 2026-06-15
   days on market $114,900 Active 118 DOM
5. 2026-06-13
   days on market $114,900 Active 116 DOM
6. 2026-06-10
   days on market $114,900 Active 113 DOM
7. 2026-06-09
   days on market $114,900 Active 112 DOM
8. 2026-06-09
   days on market $114,900 Active 111 DOM
9. 2026-06-07
   days on market $114,900 Active 110 DOM
10. 2026-06-03
    days on market $114,900 Active 106 DOM
11. 2026-06-03
    days on market $114,900 Active 105 DOM
12. 2026-06-01
    days on market $114,900 Active 104 DOM
13. 2026-05-31
    days on market $114,900 Active 103 DOM
14. 2026-04-22
    status Active 73-char remark

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15. 2026-04-22
    price $114,900 73-char remark

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16. 2025-10-29
    historical 73-char remark

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17. 2025-10-28
    status Active 73-char remark

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18. 2025-10-28
    historical 73-char remark

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19. 2025-10-27
    status Active 73-char remark

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20. 2025-10-27
    historical 73-char remark

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21. 2025-09-01
    price $124,900 73-char remark

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22. 2025-08-26
    listed $124,899 Active 73-char remark

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ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,065
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$3,343
• Taxable income: $11,498
• Est. tax owed @ 24.0%: −$2,759
• After-tax cash flow: $9,883/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 4 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good exterior and interior. It has a good foundation and structure, and the HVAC system appears to be in good condition. The home has a good curb appeal and is ready for minor cosmetic improvements to increase its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and increase its value.
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value.
• Both Install new windows — New windows can improve energy efficiency and increase the home's value.
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing the home's value.
• Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and increase the home's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and increase its value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value. ↑
• Both Install new windows — New windows can improve energy efficiency and increase the home's value. ↑
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and increase the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Penfield Central School District
• NCES district ID: 3622710
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 79% ▲ 10.00%
• Median HH income: $74,802
• Composite: 68.37/100
• National rank: #347
• State rank: #67 of 590 in NY

Livability — St. John Fisher College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,667

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Hispanic / Latino 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 3% Iranian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.69%
• Current HPI: 275.9721
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-8.0% since first listed

9 events — show timeline

• 2026-04-22 Relisted — Zillow
• 2026-04-22 Price Changed $114,900 Zillow
• 2025-10-29 Delisted — Zillow
• 2025-10-28 Relisted — Zillow
• 2025-10-28 Delisted — Zillow
• 2025-10-27 Relisted — Zillow
• 2025-10-27 Delisted — Zillow
• 2025-09-01 Price Changed $124,900 Zillow
• 2025-08-26 Listed $124,899 Zillow